7035 Glades Ave · St. Louis, MO 63117

$95,000

2 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 7 Days on market

Built 1908 0.26 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this charming 2-bedroom, 1-bathroom home located in a lovely neighborhood in St. Louis. This HUD home is being sold “As Is” and offers great potential for a buyer ready to make it their own. The property features a spacious living room, separate dining area, functional kitchen with a cozy breakfast nook, and an enclosed porch. The full basement provides excellent storage space, while the park-like backyard offers a peaceful setting ideal for outdoor enjoyment, gardening, or entertaining. With a little vision and creativity, this home can truly shine. This home is in an exclusive bidding period. This HUD home is managed exclusively by Olympus Asset Managem

Key facts

• Functional kitchen
• Cozy breakfast nook
• Full basement

Tags

• SPACIOUS LIVING ROOM
• SEPARATE DINING AREA
• FUNCTIONAL KITCHEN
• COZY BREAKFAST NOOK
• ENCLOSED PORCH
• FULL BASEMENT

Property features AI

Exterior

• Parking: Carport for 2 cars
• Utilities: Public water; Public sewer; Single phase electric; Electricity available
• Home design: Single-family residence; Residential property; Two levels; Fronting entry at main level
• Construction: Shingle siding; Concrete perimeter foundation
• Exterior features: Back yard; Fenced back yard

Interior

• Bedrooms: 2 bedrooms (both on upper level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (upper/main levels)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room fireplace; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 16.1% vs local median 5.0% in St. Louis — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Louis City (urban): math 10% / reading 18% proficiency, ranked #312 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mason Elem. (math 22% / reading 37%, grade F, #813 of 1,115 statewide, top 75%, 389 students, 99% FRL); Roosevelt High (math 2% / reading 8%, grade F, #517 of 521 statewide, top 100%, 460 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 58 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Louis County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.96% ✓
• Cap rate: 16.08%
• Cash-on-cash: 34.95%
• DSCR: 2.56
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $291,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2031 Bellevue Ave	0.25mi	3/1.0 (+1)	1,320 (+2%)	0mo	$309,000	$234	78
7326 Arlington Dr	0.30mi	2/1.0	1,225 (-6%)	0mo	$299,900	$245	75
2159 Mccausland Ave	0.28mi	3/1.0 (+1)	1,215 (-6%)	1mo	$250,000	$206	68
7206 Richmond Pl	0.40mi	2/2.0	1,224 (-6%)	4mo	$275,000	$225	67
1624 Forest Ave	0.21mi	2/1.0	1,459 (+13%)	2mo	$259,900	$178	66
6648 Dale Ave	0.50mi	2/2.0	1,378 (+6%)	1mo	$329,900	$239	64
6815 Wise Ave	0.57mi	3/1.5 (+1)	1,320 (+2%)	3mo	$300,000	$227	63
1111 Forest Ave	0.61mi	3/2.0 (+1)	1,324 (+2%)	3mo	$227,500	$172	59
1412 Silverton Pl	0.58mi	3/1.0 (+1)	1,208 (-7%)	1mo	$325,000	$269	54
6743 W Park Ave	0.56mi	2/1.0	1,104 (-15%)	2mo	$44,900	$41	46
1364 Kraft St	0.53mi	3/2.0 (+1)	1,123 (-13%)	3mo	$235,000	$209	44
1370 Mobile Ct	0.73mi	3/1.0 (+1)	1,440 (+11%)	2mo	$244,900	$170	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.41×
• Total profit: $37,568
• Equity at exit: $14,165

10-year hold

• IRR: 40.7%
• Equity multiple: 5.20×
• Total profit: $111,659
• Equity at exit: $8,214

Cash invested: $26,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63117

• Rents YoY: 4.9%
• Active inventory: 58
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$498
• Tax from tax record: −$157 /mo · $1,881/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $775

Break-even live

Break-even rent $879

Max offer price $95,000

Occupancy floor 53%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7018 Plateau Ave Saint Louis, MO	2.0	2.0	1040	$1,995	$1.92	2d	1	0.13mi
1617 Forest Ave Saint Louis, MO	3.0	2.5	1822	$1,195	$0.66	3d	1	0.19mi
7103 Horner Ave Unit 7 Richmond Heights, MO	3.0	2.5	1816	$2,995	$1.65	2d	1	0.26mi
6723 Glades Ave Saint Louis, MO	3.0	1.0	980	$1,750	$1.79	8d	1	0.37mi
2262 Yale Ave Saint Louis, MO	2.0	1.0	900	$2,700	$3.00	15d	1	0.45mi
7208 Zephyr Pl Unit 3W Maplewood, MO	1.0	1.0	900	$1,099	$1.22	18d	1	0.49mi
7208 Zephyr Pl Apt 1E Maplewood, MO	2.0	1.0	1100	$1,199	$1.09	44d	1	0.49mi
7230 W Park Ave Unit 1fl Richmond Heights, MO	2.0	1.0	1350	$1,650	$1.22	44d	1	0.50mi
1034 Blendon Pl Saint Louis, MO	2.0	1.0	1300	$1,995	$1.53	2d	1	0.69mi
2311 S Big Bend Blvd Saint Louis, MO	2.0	1.5	1298	$1,599	$1.23	44d	1	0.74mi
6605 Clayton Ave Saint Louis, MO	1.0–2.0	1.0–2.0	860	$1,723	$2.00	2d	8	0.78mi
7473 Wise Ave Saint Louis, MO	2.0	1.0	917	$1,295	$1.41	44d	1	0.80mi
7560 Alicia Ave Saint Louis, MO	2.0	1.0	960	$1,650	$1.72	44d	1	0.80mi
7135 Canterbury Ave Saint Louis, MO	1.0–2.0	1.0–1.5	1016	$2,155	$2.12	19d	4	0.90mi
7380 Marietta Ave Maplewood, MO	3.0	2.0	1800	$1,900	$1.06	4d	1	0.90mi
7349 Myrtle Ave Apt 1W Maplewood, MO	2.0	1.0	1220	$1,895	$1.55	4d	1	0.90mi
6414 Wise Ave Unit 401 St. Louis, MO	3.0	2.0	1850	$2,500	$1.35	44d	1	0.95mi
7784 W Bruno Ave Saint Louis, MO	2.0	1.0	900	$950	$1.06	44d	1	0.99mi
6238 Southwood Ave Unit 3S St. Louis, MO	2.0	2.0	1100	$1,595	$1.45	44d	1	1.00mi
7403 Commonwealth Ave Saint Louis, MO	3.0	2.0	1444	$2,500	$1.73	2d	1	1.05mi
6318 S Rosebury Ave Clayton, MO	3.0	2.0	1712	$2,600	$1.52	15d	1	1.06mi
6314 S Rosebury Ave Clayton, MO	2.0	2.0	1395	$2,500	$1.79	4d	1	1.06mi
7720 Gissler Ave Unit 1E Richmond Heights, MO	1.0	1.0	900	$925	$1.03	44d	1	1.06mi
1146 Moorlands Dr Richmond Heights, MO	2.0	1.0	1075	$1,500	$1.40	44d	1	1.07mi
6323 S Rosebury Ave Unit 2E Clayton, MO	2.0	2.0	1100	$1,995	$1.81	17d	1	1.08mi
6300 N Rosebury Ave Unit 1N Clayton, MO	2.0	1.0	930	$1,600	$1.72	44d	1	1.08mi
6300 N Rosebury Ave Saint Louis, MO	2.0	1.0	930	$1,595	$1.72	44d	1	1.08mi
6301 N Rosebury Ave Clayton, MO	1.0	1.0	930	$1,350	$1.45	44d	1	1.11mi
665 S Skinker Blvd Saint Louis, MO	3.0	1.0–2.0	1080	$2,495	$2.31	2d	43	1.12mi
665 S Skinker Blvd Saint Louis, MO	3.0	1.0–2.0	1080	$2,808	$2.60	16d	40	1.12mi
6328 Northwood Ave Unit 2nd floor Clayton, MO	3.0	1.0	1700	$2,950	$1.74	24d	1	1.15mi
6225 Marmaduke Ave Saint Louis, MO	3.0	2.0	1008	$2,179	$2.16	4d	1	1.15mi
6114 Columbia Ave Saint Louis, MO	3.0	1.0	1600	$1,850	$1.16	24d	1	1.17mi
6044 Southwest Ave Saint Louis, MO	2.0	1.0	1175	$1,495	$1.27	11d	1	1.24mi
6228 Arsenal St Unit 1F St. Louis, MO	2.0	1.0	1050	$1,250	$1.19	44d	1	1.28mi
3246 S Big Bend Blvd Saint Louis, MO	2.0	1.0	1132	$1,700	$1.50	44d	1	1.39mi
6044 Arsenal St Unit 1E St. Louis, MO	1.0	1.0	1050	$1,150	$1.10	44d	1	1.43mi
6044 Arsenal St Apt 2E St. Louis, MO	1.0	1.0	1050	$1,150	$1.10	24d	1	1.43mi
1241 Strassner Dr Brentwood, MO	2.0	2.0	1127	$1,950	$1.73	2d	1	1.44mi
1251 Strassner Dr Saint Louis, MO	2.0	2.0	1177	$1,925	$1.64	44d	1	1.45mi

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   listed $95,000 Active
3. 1989-01-03
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,881 · $157/mo
• Projected year-2 tax: $1,881 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,318
• − Mortgage interest: −$5,321
• − Property taxes: −$1,881
• − Insurance: −$475
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$2,764
• Taxable income: $8,306
• Est. tax owed @ 24.0%: −$1,994
• After-tax cash flow: $7,304/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: St. Louis City
• NCES district ID: 2929280
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $35,685
• Composite: 11.54/100
• National rank: #9699
• State rank: #312 of 324 in MO

Livability — St. Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Louis, MO
• County: Saint Louis County · 888,823 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 9,261
• Household income: $90,921
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 285.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 315,737 people
• By 2030: 313,865 · -0.6%
• By 2040: 305,439 · -3.3%
• By 2050: 296,529 · -6.1%
• By 2075: 271,028 · -14.2%
• By 2100: 255,359 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 6% Two or more races 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Lithuanian 3% Romanian 3%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 91% English-only · Chinese 3% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · St. Louis

• 2024 margin: Solid D (+64.7) · D 81.4% · R 16.7% · Other 2.0%
• 2008→2024 swing: -3.5pp toward R · 2008: 68.2pp · 2024: 64.7pp
• All cycles: 2024: D+64.7 2020: D+66.2 2016: D+63.7 2012: D+66.6 2008: D+68.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -332.54%
• Current HPI: 220.8603
• Rent YoY: ▲ 4.87%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

3 events — show timeline

• 2026-04-29 Pending — MARIS as Distributed by MLS Grid
• 2026-04-22 Listed $95,000 MARIS as Distributed by MLS Grid
• 1989-01-03 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2023): $1,881 · +5.3% YoY. Source: county tax records.